The Renters’ Rights Act changes how private renting works in England.
The act introduces important new rights for tenants and responsibilities for landlords and letting agents.
Changes from 1 May 2026
The important changes include:
- landlords can no longer evict tenants without a valid reason – end of section 21 'no fault' evictions
- fixed‑term assured tenancies will end
- rent increases must be fair and follow new rules
- landlords cannot ask for large amounts of rent in advance
- rental bidding wars are banned
- landlords cannot refuse tenants because they claim benefits or have children
- tenants have the right to ask for a pet, and landlords must not refuse without a good reason
Shelter has published guidance to help tenants understand these changes.
Go to Renters' Rights Act: changes for private tenants – Shelter
Changes coming later
Some changes will happen later to give landlords, councils and tenants time to prepare.
From late 2026
Towards the end of 2026, the government plans to introduce:
- a national database of private landlords and rental properties
- a free and independent Ombudsman to help resolve disputes without going to court
Future changes
The government also plans to apply a national Decent Homes Standard to private rented homes.
The standard will aim to:
- deal with damp and mould
- improve energy efficiency
- keep homes warm, safe and well maintained
- fix hazards such as faulty electrics or fire risks
The government has not yet confirmed when the later changes will start. This page will be updated when dates are announced.